What is a property tax appeal?

A property tax appeal (also called a protest in Texas, or a VAB petition in Florida) is a formal process where you challenge your county appraiser's assessed value of your home. You file with the county Appraisal Review Board (Texas) or Value Adjustment Board (Florida), present comparable-sales evidence that your home is overvalued, and the board issues a ruling.

When is the Florida property tax appeal deadline?

Florida property owners have 25 days from the date the TRIM (Truth in Millage) notice is mailed to file a VAB petition (Form DR-486). TRIM notices typically mail mid-August, putting the petition deadline in early-to-mid September. The deadline varies by county and is printed on the TRIM notice itself.

When is the Texas property tax appeal deadline?

In Texas, the deadline to file a property tax protest is May 15 each year (or 30 days after your appraisal notice is mailed, whichever is later). The 2026 deadline has passed; the next protest window is April-May 2027.

How much can I save by appealing my property taxes?

Homeowners who appeal save an average of $774 per year in Texas and several hundred to several thousand dollars per year in Florida (Save Our Homes locks in the savings for 10+ years). Success rates range from 80-91% when you bring 3-5 comparable sales as evidence.

What's the difference between AppealMyTax and Ownwell?

AppealMyTax charges a flat $49 for a complete personalized appeal packet you file yourself, or $199-$249 for our done-for-you filing service. Ownwell charges a 25-35% contingency on whatever you save — meaning a $2,000 reduction costs you $500-$700 every year forever. We keep 100% of your savings.

What percent of homes in ZIP 32223 are overassessed?

13.6% of homes in Jacksonville ZIP 32223 (1,323 of 9,749 parcels) are assessed more than 10% above the typical per-square-foot value for the neighborhood, based on the FL DOR 2025 Final NAL roll.

How do I appeal my property taxes in Jacksonville ZIP 32223?

File Form DR-486 with the Duval County Value Adjustment Board within 25 days of your TRIM notice (typically mid-August). The $15 filing fee is paid to the Clerk of Court. Strong petitions include 3-5 comparable sales from your immediate area.

Duval County · Jacksonville

ZIP 32223 property tax overassessment report

13.6% of homes in Jacksonville ZIP 32223 (1,323 of 9,749 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,809,784.

Check my address (free) →Duval County guide

★ First 100 FL packets at $49 (62 left, then $79 starting June 1) · 30-day refund · Ownwell takes 25-35%

9,749

Homes in ZIP

1,323

Flagged as overassessed

13.6%

$246,953

Avg overage / home

$419,077

Typical value

~$167/sqft

Your Duval County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Duval filing guide →

Top 25 most overassessed homes in 32223

Addresses anonymized. Pulled directly from the FL DOR 2025 Final NAL roll. Each home pays significantly more than what a comparable-size home in this ZIP typically pays.

Address	Sq ft	Year	Just value	Expected	Overage	% over	$/yr
1XXX HERON POINT RD	7,585	2018	$4,685,536	$1,266,695	$3,418,841	269.9%	$29,402
1XXXX MANDARIN RD	6,837	1987	$4,175,359	$1,141,779	$3,033,580	265.7%	$26,089
1XXXX SCOTT MILL RD	8,416	2004	$4,103,377	$1,405,472	$2,697,905	192%	$23,202
1XXXX SCOTT MILL RD	8,694	1987	$3,681,545	$1,451,898	$2,229,647	153.6%	$19,175
2XXX TACITO TRL	3,589	1951	$2,814,966	$599,363	$2,215,603	369.7%	$19,054
1XXXX SCOTT MILL RD	7,325	2021	$3,358,239	$1,223,275	$2,134,964	174.5%	$18,361
1XXX HERON POINT RD	10,008	1942	$3,730,940	$1,671,336	$2,059,604	123.2%	$17,713
1XXXX MANDARIN RD	8,369	1975	$3,447,619	$1,397,623	$2,049,996	146.7%	$17,630
1XXX MANDARIN MANOR RD	11,523	2014	$3,900,875	$1,924,341	$1,976,534	102.7%	$16,998
1XXXX MANDARIN RD	9,219	1982	$3,374,493	$1,539,573	$1,834,920	119.2%	$15,780
1XXXX MANDARIN RD	3,453	1982	$2,339,036	$576,651	$1,762,385	305.6%	$15,157
2XXX COUNTY DOCK RD	5,392	1937	$2,621,625	$900,464	$1,721,161	191.1%	$14,802
1XXXX W RIVERPORT DR	8,276	1992	$3,090,587	$1,382,092	$1,708,495	123.6%	$14,693
2XXX W LYNNHAVEN TER	7,220	1958	$2,868,840	$1,205,740	$1,663,100	137.9%	$14,303
1XXXX MANDARIN RD	5,456	2024	$2,569,912	$911,152	$1,658,760	182.1%	$14,265
1XXXX W RIVERPORT DR	6,283	1999	$2,693,530	$1,049,261	$1,644,269	156.7%	$14,141
2XXX WRIGHTSON DR	7,346	2007	$2,859,861	$1,226,782	$1,633,079	133.1%	$14,044
1XXXX SCOTT MILL RD	8,500	1919	$3,050,619	$1,419,500	$1,631,119	114.9%	$14,028
1XXXX RIVER STORY DR	6,963	2023	$2,791,988	$1,162,821	$1,629,167	140.1%	$14,011
1XXXX MANDARIN RD	9,493	2020	$3,183,503	$1,585,331	$1,598,172	100.8%	$13,744
1XXXX RIVER STORY DR	3,974	1973	$2,250,817	$663,658	$1,587,159	239.2%	$13,650
2XXX SPREADING OAKS LN	7,634	2005	$2,858,123	$1,274,878	$1,583,245	124.2%	$13,616
1XXXX MANDARIN RD	3,232	1939	$2,091,922	$539,744	$1,552,178	287.6%	$13,349
1XXXX MANDARIN RD	4,986	2022	$2,311,098	$832,662	$1,478,436	177.6%	$12,715
2XXX TACITO TRL	6,719	1979	$2,582,525	$1,122,073	$1,460,452	130.2%	$12,560

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32223. Addresses anonymized to protect privacy; full data is public record under Fla. Stat. Ch. 119. Showing top 25 — there are likely more overassessed homes in this ZIP.

Is yours one of them?

Search your address — we'll show your specific overassessment estimate in 30 seconds. Then when DuvalCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

Check my address →